I am not in a position to travel far from Bradford. I would like to know the understand why all Bradford conveyancers aren't automatically on all mortgage company panels?
Even though it may seem unfair for banks to limit who can act for them, from the public’s or conveyancer’s standpoint, the other side of the coin is that mortgage companies are increasingly anxious and regard it essential to protect them against mortgage fraud. As a result of this concern banks are limiting their conveyancing panel to a size that they are happy to control.
We were just about to sign contracts for a ground floor flat in Bradford. We encountered a problem. Our loan offer with Godiva Mortgages Ltd expires on 1/6/2026 but the sellers are suggesting a completion date of 3/6/2026. Can one prolong the mortgage expiry date?
The best person to deal with your concern is your solicitors who will hopefully determine if they corresponding with the lender, seller’s lawyers, estate agents or possibly all three based on the circumstances your conveyancing to date.
We note that you have a post code search directory identifying firms on the Lloyds conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Bradford?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bradford.
The Bradford conveyancing solicitors that I recently instructed on my purchase in Bradford have without warning closed. They were on acting for me because I had to have a solicitor on the Lloyds conveyancing panel and my family Bradford lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
Me and my partner are purchasing a apartment in Bradford. I might seem paranoid but how we can trust a solicitor? At some point we have to send funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Bradford Conveyancing Quality Solicitors on the Principality conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
We previously instructed solicitors based in Bradford on the Leeds Building Society solicitor panel. They have just billed me a further sum for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not set by Leeds Building Society but by your Bradford conveyancer. Plenty of firms on the Leeds Building Society panel will levy ’dealing with mortgage’ fee and others do not.
I opted to have a survey carried out on a house in Bradford before retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders may not give a loan on this type of home.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bradford. Conveyancing may be slightly more expensive based on your lender's requirements.